It may have been a long time coming a mortgage offer from Santander for the refinancing of my 2 room maisonette is to be issued any day now. Can you put forward a cheap conveyancing practitioner in Northop?

This site is not designed to assist those in their quest for the lowest fares for conveyancing solicitors in Northop. Our aim is to provide affordable conveyancing but our intention is not to advertise as being the cheapest. Do not be seduced by organisations offering the bait of £99 conveyancing in Northop. The optimum outcome, in choosing a lawyer for low cost conveyancing, you will get your money’s worth and at worst you will end up invoiced for extras and still not end up with the service you were hoping for.

Please explain the implications if my lawyer’s firm is expelled from the Principality Solicitor panel ahead of completing my conveyancing in Northop?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

This question may be naive but I am wet behind the ears as FTB of a garden flat in Northop. Do I pick up the keys to the premises on completion from my lawyer? If so, I will find a High Street conveyancing solicitor in Northop?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s conveyancers, and once they have received this, you will be able to receive the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.

I am buying a victorian detached house in Northop. The intention is to carry out an extension to the side at the house.Will the conveyancing process involve investigations to ascertain if these works are prohibited?

Your conveyancer should review the registered title as conveyancing in Northop will occasionally identify restrictions in the title documents which prohibit certain changes or need the permission of another owner. Many works call for local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.

I am currently in the process of buying my council flat in Northop. I have a mortgage offer with Virgin Money. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.

We are purchasing a property and the lawyer has mentioned Chancel Repair for which the property could be obligated to contribute to because it falls into the area of such a church. She has mentioned insurance. Is this really required for conveyancing in Northop

Unless a previous purchase of the property completed post 12 October 2013 you may expect solicitors conducting conveyancing in Northop to continue to recommend a chancel search and or chancel repair liability insurance.

To what extent are Northop conveyancing solicitors duty bound by the Law Society to issue clear conveyancing figures?

Contained within the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Northop or across England and Wales.